In Lee County, Florida (Lee County, FL metro), 1–4 unit investment properties carry an average effective property tax rate of 0.86% and landlord hazard insurance averaging $1020 per $100K of coverage. At a median 1–4 unit acquisition price of $420,000 and Form 1007 market rent of $3,150/mo, a 75% LTV DSCR loan models at 1.17x DSCR ($2,701/mo total PITIA).
Florida Non-Homestead Cap: Reassessed to market value at acquisition; subsequent non-homestead assessment increases capped at 10% per year (Save Our Homes non-homestead provision).
SWFL Gulf Wind + FEMA Base Flood Elevation Check
FL Documentary Stamp Tax ($0.70/$100 on deeds; $0.35/$100 on notes) + $0.20/$100 Non-Recurring Intangible Tax on new mortgage notes.
On Florida cash-out refinances, assign existing note to pay doc stamps only on the new-money advance.
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